216 Dockside Rd · Freeport, FL 32439

$280,026

3 bd · 2.0 ba · 1,293 sqft · SingleFamily · 32 Days on market

Built 2026 Good condition 6,000 sqft lot Est $257k · 9% over $59/mo HOA · 2% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.9/30.0
• Schools +5.2/10.0
• DSCR +4.2/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• ARV discount +3.5/15.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 216 Dockside Road, a new home under construction at Magnolia at the Bluffs in Freeport, Florida. The Aldridge has a covered entry and an inviting foyer with EVP flooring. The primary bedroom is located off the entry hall and has carpet, a spacious closet, and an ensuite bathroom that has dual sink vanity, quartz countertops, and an oversized shower. Continuing through the foyer you will find yourself at the heart of the home that has an open concept living area filled with natural light, enhancing the living space. The kitchen is open to the living and dining areas, creating a comfortable living space for family and guests. A center island and ample counter space with granite countertops complete the kitchen as well as upper and lower cabinetry. A large pantry offers additional storage space and is adjacent to the kitchen. A standard appliance package includes a stove, microwave and dishwasher. The laundry area is located off the entry hall and as space for a full-size washer and dryer. Two additional bedrooms flank the living room, sharing a well-appointed full bathroom, ensuring comfort for family and guests alike. This home also has a back patio accessible from the living area.

Key facts

• Inviting foyer
• Ample counter space
• Covered entry

Tags

• COVERED ENTRY
• INVITING FOYER
• OPEN CONCEPT LIVING AREA
• CENTER ISLAND
• AMPLE COUNTER SPACE
• LARGE PANTRY

Property features AI

Finance

• HOA & community: Homeowners association present; fees include management and master association services; Subdivision: Magnolia at the Bluffs Phase 3

Exterior

• Parking: 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Electric service; Public water; Public sewer
• Home design: Craftsman-style single family home; 1 story; Facing information not provided
• Construction: Vinyl siding; Shingle roof; Built in 2026
• Exterior features: Covered patio; Sprinkler system; Interior lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms (all on the first floor); Primary bedroom includes walk-in closet and private bathroom
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Recessed lighting; Pantry
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (8.6% below list).
• Recommended offer: $256k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.0% in Freeport — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#520 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: health & safety C-, amenities F, commute F.
• Walton (rural): math 62% / reading 61% proficiency, ranked #10 of 73 in FL (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Freeport Elementary School (math 50% / reading 57%, grade C, #949 of 2,144 statewide, top 45%, 1,123 students, 55% FRL); Emerald Coast Middle School (math 70% / reading 65%, grade A-, #77 of 571 statewide, top 14%, 868 students, 24% FRL); Freeport Senior High School (math 47% / reading 62%, grade C-, #138 of 667 statewide, top 21%, 557 students, 43% FRL).
• Market conditions: Rents rising (+1.4%/yr); 1020 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).
• This rent runs 37% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Walton County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,064 (8.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $257,307
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Dockside Rd	0.09mi	3/2.0	1,293 (0%)	3mo	$259,825	$201	94
203 Dockside Rd	0.03mi	4/2.0 (+1)	1,458 (+13%)	1mo	$270,253	$185	72
128 Dockside Rd	0.08mi	4/2.0 (+1)	1,458 (+13%)	1mo	$279,665	$192	69
143 Dockside Rd	0.08mi	4/2.0 (+1)	1,458 (+13%)	2mo	$289,495	$199	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.4% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.29×
• Total profit: $-55,428
• Equity at exit: $41,753

10-year hold

• IRR: -18.2%
• Equity multiple: 0.09×
• Total profit: $-71,687
• Equity at exit: $24,212

Cash invested: $78,407 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32439

• Home prices YoY: -4.2%
• Rents YoY: 1.4%
• Active inventory: 1020
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,561 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$59
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-96

Break-even live

Break-even rent $2,683

Max offer price $266,062

Occupancy floor 99%

Sensitivity live

Price	-10% $97	-5% $0	+0% $-96	+5% $-193	+10% $-290
Rent	-10% $-299	-5% $-198	+0% $-96	+5% $5	+10% $106
Rate	-1.0pp $45	-0.5pp $-25	base $-96	+0.5pp $-169	+1.0pp $-243

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $70,006
• Closing costs: $8,401
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Hydrangea Blvd Freeport, FL	3.0	2.0	1854	$2,495	$1.35	23d	1	0.33mi
692 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1776	$2,500	$1.41	23d	1	0.60mi
664 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1634	$2,600	$1.59	23d	1	0.63mi
530 Alleyoak Ln Defuniak Springs, FL	3.0	2.0	1711	$2,500	$1.46	23d	1	0.69mi
593 Alleyoak Ln Freeport, FL	3.0	2.0	1634	$2,600	$1.59	23d	1	0.71mi
585 Claudia Cir Freeport, FL	1.0–3.0	1.0–2.0	1082	$2,040	$1.89	23d	47	0.80mi

HOA detail

• Monthly dues: $59 · $708/yr

Listing history 23 events

1. 2026-06-21
   days on market $280,026 Active 32 DOM
2. 2026-06-18
   days on market $280,026 Active 29 DOM
3. 2026-06-17
   days on market $280,026 Active 28 DOM
4. 2026-06-16
   price $280,026 Active 27 DOM
5. 2026-06-16
   days on market $270,925 Active 27 DOM
6. 2026-06-15
   days on market $270,925 Active 26 DOM
7. 2026-06-14
   days on market $270,925 Active 24 DOM
8. 2026-06-13
   days on market $270,925 Active 23 DOM
9. 2026-06-10
   pricedays on market $270,925 Active 21 DOM
10. 2026-06-09
    days on market $280,026 Active 20 DOM
11. 2026-06-08
    days on market $280,026 Active 19 DOM
12. 2026-06-07
    days on market $280,026 Active 18 DOM
13. 2026-06-05
    days on market $280,026 Active 15 DOM
14. 2026-06-03
    days on market $280,026 Active 14 DOM
15. 2026-06-03
    price $280,026 Active 13 DOM
16. 2026-06-02
    days on market $285,984 Active 13 DOM
17. 2026-06-01
    days on market $285,984 Active 12 DOM
18. 2026-05-31
    days on market $285,984 Active 11 DOM
19. 2026-05-30
    days on market $285,984 Active 10 DOM
20. 2026-05-22
    price $291,942 1210-char remark

    Show marketing remark (1210 chars)

    Welcome to 216 Dockside Road, a new home under construction at Magnolia at the Bluffs in Freeport, Florida. The Aldridge has a covered entry and an inviting foyer with EVP flooring. The primary bedroom is located off the entry hall and has carpet, a spacious closet, and an ensuite bathroom that has dual sink vanity, quartz countertops, and an oversized shower. Continuing through the foyer you will find yourself at the heart of the home that has an open concept living area filled with natural light, enhancing the living space. The kitchen is open to the living and dining areas, creating a comfortable living space for family and guests. A center island and ample counter space with granite countertops complete the kitchen as well as upper and lower cabinetry. A large pantry offers additional storage space and is adjacent to the kitchen. A standard appliance package includes a stove, microwave and dishwasher. The laundry area is located off the entry hall and as space for a full-size washer and dryer. Two additional bedrooms flank the living room, sharing a well-appointed full bathroom, ensuring comfort for family and guests alike. This home also has a back patio accessible from the living area.

21. 2026-05-21
    price $291,942

    Show marketing remark (1210 chars)

    Welcome to 216 Dockside Road, a new home under construction at Magnolia at the Bluffs in Freeport, Florida. The Aldridge has a covered entry and an inviting foyer with EVP flooring. The primary bedroom is located off the entry hall and has carpet, a spacious closet, and an ensuite bathroom that has dual sink vanity, quartz countertops, and an oversized shower. Continuing through the foyer you will find yourself at the heart of the home that has an open concept living area filled with natural light, enhancing the living space. The kitchen is open to the living and dining areas, creating a comfortable living space for family and guests. A center island and ample counter space with granite countertops complete the kitchen as well as upper and lower cabinetry. A large pantry offers additional storage space and is adjacent to the kitchen. A standard appliance package includes a stove, microwave and dishwasher. The laundry area is located off the entry hall and as space for a full-size washer and dryer. Two additional bedrooms flank the living room, sharing a well-appointed full bathroom, ensuring comfort for family and guests alike. This home also has a back patio accessible from the living area.

22. 2026-05-21
    listed $285,021 Active 1210-char remark

    Show marketing remark (1210 chars)

    Welcome to 216 Dockside Road, a new home under construction at Magnolia at the Bluffs in Freeport, Florida. The Aldridge has a covered entry and an inviting foyer with EVP flooring. The primary bedroom is located off the entry hall and has carpet, a spacious closet, and an ensuite bathroom that has dual sink vanity, quartz countertops, and an oversized shower. Continuing through the foyer you will find yourself at the heart of the home that has an open concept living area filled with natural light, enhancing the living space. The kitchen is open to the living and dining areas, creating a comfortable living space for family and guests. A center island and ample counter space with granite countertops complete the kitchen as well as upper and lower cabinetry. A large pantry offers additional storage space and is adjacent to the kitchen. A standard appliance package includes a stove, microwave and dishwasher. The laundry area is located off the entry hall and as space for a full-size washer and dryer. Two additional bedrooms flank the living room, sharing a well-appointed full bathroom, ensuring comfort for family and guests alike. This home also has a back patio accessible from the living area.

23. 2026-05-20
    listed $285,021 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,728
• − Mortgage interest: −$15,686
• − Property taxes: −$4,200
• − Insurance: −$2,903
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − HOA: −$708
• − Depreciation: −$8,146
• Taxable loss: −$5,832
• Est. tax savings @ 24.0%: +$1,400
• After-tax cash flow: $242/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 11 photos

Good 80/100 None rehab

This new construction home is in excellent condition with a good condition score of 80. It offers a spacious and open-concept layout with modern finishes and ample natural light. The home is move-in ready and has the potential for further value-adding improvements to enhance its curb appeal and functionality.

Value-add opportunities

• Resale Painting the interior walls in a more vibrant color — Enhances curb appeal and interior ambiance.
• Resale Adding a backsplash in the kitchen — Improves the kitchen's aesthetic and functionality.
• Resale Upgrading the flooring in the bathrooms — Enhances the overall look and feel of the home.
• Both Installing smart home technology — Improves convenience and energy efficiency, attracting both buyers and renters.
• Both Adding a smart thermostat — Enhances comfort and energy efficiency, attracting both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls in a more vibrant color — Enhances curb appeal and interior ambiance. ↑
• Resale Adding a backsplash in the kitchen — Improves the kitchen's aesthetic and functionality. ↑
• Resale Upgrading the flooring in the bathrooms — Enhances the overall look and feel of the home. ↑
• Both Installing smart home technology — Improves convenience and energy efficiency, attracting both buyers and renters. ↑
• Both Adding a smart thermostat — Enhances comfort and energy efficiency, attracting both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Walton
• NCES district ID: 1201980
• Math proficiency: 62% ▼ -4.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $46,794
• Composite: 52.03/100
• National rank: #1634
• State rank: #10 of 73 in FL

Livability — Freeport

• Score: 68/100
• State rank: #520
• US rank: #9579

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment B+ Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walton County · 70,839 people
• City population: 15,328
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 15,328
• Household income: $83,227
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 172.0

Population outlook (Walton County) Hauer SSP2

• Today (2025): 80,014 people
• By 2030: 88,120 · +10.1%
• By 2040: 103,537 · +29.4%
• By 2050: 117,034 · +46.3%
• By 2075: 143,901 · +79.8%
• By 2100: 155,138 · +93.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 8% Native American 5% Black 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 13% Other Indo-European 1%

Political lean MEDSL · Walton

• 2024 margin: Solid R (+57.8) · D 20.7% · R 78.6%
• 2008→2024 swing: -12.0pp toward R · 2008: -45.8pp · 2024: -57.8pp
• All cycles: 2024: R+57.8 2020: R+51.7 2016: R+56.1 2012: R+52.0 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.18%
• Current HPI: 350.4692
• Rent YoY: ▲ 1.40%
• Metro: Crestview-Fort Walton Beach-Destin, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+2.4% since first listed

4 events — show timeline

• 2026-05-22 Price Changed $291,942 Zillow
• 2026-05-21 Price Changed $291,942 ECAR
• 2026-05-21 Listed $285,021 Zillow
• 2026-05-20 Listed $285,021 ECAR